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Application No.: 09/02025/B Applicant: Arragon Construction Ltd Proposal: Extension to side elevation to create two apartments Site Address: Rockside Apartments Head Road Douglas Isle Of Man IM1 5BD ### Considerations Case Officer : Ms Henrietta Hopkins Photo Taken: 11.02.2010 Site Visit: 11.02.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: no objection. Consultee : Drainage Services Manager Notes: no objection in principle subject to:-
The property relates to a three storey town house located off Douglas Head Road, Douglas.
The applicant proposes an extension to the side elevation of the existing apartment building to create a bin store area on the ground floor and two apartments on the first and second floor. The extension will project a maximum distance of 8 metres from the gable wall of the property. The applicant proposes an arched driveway to allow access to the parking bays situated to the rear of the property.
The application site is located within an area identified as 'Predominantly Residential' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the assessment of this application - General Policy 2, Housing Policy 4 and Housing Policy 6.
General Policy 2 states the following: "Development which is in accordance with the land-use zoning and proposals in the Appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) is in accordance with the design brief in the Area Plan, where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
Housing Policy 4 states the following: "New housing will located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: a) essential housing for agricultural worker in accordance with Housing Policies 7, 8, 9 and 10; b) conversion of redundant rural buildings in accordance with Housing Policy 11; and c) the replacement of existing rural dwellings in accordance with Housing Policies 12, 13 and 14.
Housing Policy 6 states the following: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, on the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive." Paragraph 6.2 relates to General Policy 2 of the Isle of Man Strategic Plan 2007.
PLANNING HISTORY 90/00021/A - Approval in principle for the erection of 9 apartments with car parking - Permitted 1st January 1994
Douglas Corporation has raised no objection to the proposed development Department of Transport has raised no objection to the proposed development Drainage Division have raised no objection to the proposed development subject to conditions. The surface and foul water drainage from the existing and proposed apartments must be separated and combine at the curtilage boundary at the front of the property. Exact details of the drainage layout must be provided to the Borough of Douglas Drainage Section for approval, prior to any work commencing on site.
The application site is located within an area of 'Predominantly Residential' in the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2, Housing Policy 4 and Housing Policy 6 of the Isle of Man Strategic Plan 2007).
Having assessed the proposed development against the above, it is considered that the proposed development by reason of its scale, form, design and siting is acceptable. The proposal is considered to fit comfortably within the gable elevation of the property. The windows will have the same proportions and material as the existing windows to the front elevation, and the applicant proposes the building to be in smooth render as the existing building. A condition shall be attached for materials to match the existing property; this is a necessary condition to protect the character of the area.
The extension still provides enough space through an arched driveway to allow access for vehicles to the parked bays situated to the rear of the property. The existing drive access provides visibility splays of . The applicant has stated that one dedicated space per apartment will be provided in the basement car park of the apartment building situated to the opposite side of Douglas Head Road, which is also in the ownership of the applicant. The proposed development will not cause any traffic management, parking or road safety implications and therefore the Department of Transport has raised no objection to the proposed development.
It is considered that the proposed development will not have a detrimental impact on neighbouring properties. There are no residential properties situated to the east of the site where the proposed extension will be situated. To the south of the site is part of the cliff and beyond that industrial units. The site borders 'Light Industrial Use' in the Douglas Local Plan 1998. As the proposed development will be cutting into some of the cliff rock it is recommended that the applicant should contact the Department of Trade and Industry prior to the commencement of any works.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation Department of Transport and Drainage Division
Recommended Decision: Permitted
Date of Recommendation: 08.03.2010
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted Drawing Nos. K201/P/10 - 01, 02, 03, 04, 05, 06 K201/P/11-01, K201/P/12 - 01 and 02 received on the 10th December, 2009.
C 3. The external finishes of the extension must match those of the existing building in all respects.
N 1. Prior to the commencement of any works contact shall be made with the Department of Trade and Industry (01624 687 178).
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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